Landlord Tools
Compare your current rent against indicative suburb medians and see whether your property is earning what it should. Guide figures only, your appraisal gives the real number.
Suburb medians are indicative guide figures as at July 2026, not live market data. Your property can sit legitimately above or below its suburb median. For a figure you can act on, request a free appraisal.
Your rent, reviewed properly
Send yourself this comparison and we will come back with a proper market figure for your property. Takes a few seconds, no obligation.
The detail
A gap between your rent and the suburb median is a prompt, not a verdict. Here is what it usually means and what actually moves rent.
The suburb medians in this tool are indicative guide figures we maintain for the inner Sydney suburbs we work in, current as at July 2026. A median describes the middle of a whole suburb. Your street, your building and your floor plan can sit legitimately above or below it. Treat the result as a signal about whether your rent deserves a proper review, not as the answer itself.
Rent that drifts under the market rarely corrects itself. NSW law allows a rent increase at most once every 12 months, with at least 60 days written notice, so a review missed at renewal locks in the old figure for another year. A property $40 a week under market loses more than $2,000 a year, and after a few missed reviews the gap becomes hard to close in one step without unsettling a good tenant.
Sustainable rent growth comes from a handful of levers: reviewing against real leasing evidence at every renewal, presenting the property well when it goes to market, timing the listing to demand and making the small improvements tenants actually pay for. Fresh paint, quality light fittings and functioning air conditioning routinely return more in rent than they cost. Big renovations often do not.
Rule of thumb
Review every renewal
Every lease renewal is a rent review, even when the answer is "hold". Skipping reviews to avoid an awkward conversation is the most expensive habit in property investment.
Compliance
Once in 12 months
In NSW, rent can generally be increased no more than once every 12 months, with at least 60 days written notice in the prescribed form. Get the process right or the increase does not stand.
Judgement call
Good tenants have value
A reliable tenant who pays on time and cares for the property is worth keeping. The right move is often a fair increase supported by evidence, not the maximum the market might bear.
If your rent sits well above the median, that is worth understanding too. It may reflect a genuinely superior property, or it may mean the next vacancy takes longer to fill at that figure. The time to find out is before the tenant gives notice, not after. A current appraisal tells you whether the premium is defensible and what to do at the next renewal either way.
If the gap in either direction is more than a few per cent, request an appraisal and we will give you a figure built from actual leased results for properties like yours, then the Rental Yield calculator shows what the corrected rent does to your return.
They are indicative guide figures we maintain from market data and our own leasing activity across inner Sydney, current as at July 2026. They are deliberately conservative and rounded. For a decision about your actual rent, use a current appraisal rather than any median.
For most tenancies, no more than once every 12 months, and the tenant must receive at least 60 days written notice using the correct form. Increases outside those rules are not enforceable, so process matters as much as the number. We handle this as part of management.
Not automatically. First confirm the real market figure for your specific property with an appraisal, then weigh the tenant. A fair, evidence-backed increase at the next permitted review is usually the right move. A sudden jump to close a large gap risks losing a good tenant and giving the gain back through vacancy.
Check why. If the property genuinely outperforms its suburb, good. If the premium reflects an old lease in a market that has since softened, plan for the next vacancy carefully. Either way, knowing the evidence before the tenant gives notice puts you in control.
The tool covers the inner Sydney suburbs we actively work in. If yours is not there, request an appraisal and we will assess it directly. The comparison logic is the same, we just build it from evidence specific to your property.
Keep running the numbers
Suburb medians are indicative guide figures as at July 2026, not live market data, and are not an appraisal of any individual property. This tool produces general estimates only and is not financial advice. For a figure you can act on, request a free appraisal. The Gallery Real Estate Pty Limited, licence 10103433.
The real number
Our team will tell you exactly what your property should be earning, with the evidence to back it.
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